Officer Report

Application No.: 18/00009/B Applicant: Mr & Mrs Paul Allison Proposal: Erection of porch, garage and living room extensions Site Address: 7 Croit Ny Kenzie Andreas Isle Of Man IM7 4FA Case Officer : Mr Jason Singleton Site Visit: 08.02.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.03.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This approval relates to drawings referenced; SM17/438/1 and SM17/438/3 date stamped received on 5th January 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 7 Croit Ny Kenzie, Andreas. The property is semi-detached and located to the west of the of the estate. To the rear of the application site is the football ground associated with Andreas school. To the south of the dwellinghouse is the driveway extending up the side of the property to the rear garden.

• PROPOSAL
• 2.1 Proposed is the erection of a front porch to replace a pitched roof canopy and the erection of a single storey rear extension and side garage with a lean-to roof falling away from the dwellinghouse.

2.2 The proposed rear extension would project out 4.0m into the rear garden and would run the width of the plot and finished with a tile roof and painted rendered walls. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. PLANNING STATUS - 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Residential" as identified on the 1982 Development Order.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 (GP2) (in part) Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

REPRESENTATIONS

5.1 Andreas Parish Council has no objection (7th February 2018)

5.2 Highways Services have commented and do not oppose (19th January 2018) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) the visual impact of the proposed development on the character and appearance of the existing dwelling, and street scene; (GP2(b) & (c)
• (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.(GP2(g)
• (iii) any impact in terms of highway safety. (GP2(h) &(i)

• (i) Visual Impact

6.2 The erection of a porch would be proportionate to the front elevation and design to serve that specific purpose in terms of size, height and appearance. In the streetscene there is already a presence of porches to the fronts. The majority finished in Manx stone while the main

house is painted white render. In this case the finish is the reverse, and the porch would be painted white render to complement the existing Manx stone finish. This aspect of development would be considered to be complimentary to the dwellinghouse and compliant with General Policy 2(b);(c);(g).

6.3 With regard to the rear extension, this aspect is solely contained to the rear elevation. The principle of extending at the rear elevation is acceptable and will be achieved without compromising any of the rear amenity space/ garden. The inclusion of a side garage would be visible from the front elevation when passing and would not appear out of character within the streetscene or be considered detrimental to the dwellinghouse. The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient and finished to match the dwelling house in materials and colour. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c).

• (ii) Neighbouring amenities 63 From the site visit, it is clear to see the rear elevation of the neighbouring property to the north (No.8) which adjoins the site and what impact the proposed extension would have. The neighbouring property benefits from a rear conservatory projecting out from the dwellinghouse. On the boundary the conservatory features a solid masonry wall, with high level opaque glazing section in the upper proportions. This application would see a solid masonry wall on the boundary with no windows. The only proposed glazing (windows & patio door) would be facing into the garden and two velux type roof lights in the roof slope. In this instance is not considered there to be any aspect of overlooking or loss of privacy towards either neighbour. The height of the rear extension would feature a sloping roof from underneath the cil level at first floor and extending down to eaves levels. The design of the roof slope with a shallow pitch would not be considered to be detrimental to the neighbouring property from over shadowing.

6.4 The level and scale of development proposed are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity. In this case the rear extension would be considered compliant with those sections of General Policy 2(g).

• (iii) Highway Safety

6.5 Whilst the design of the proposed garage (2.2m x 2.4m) would not be compliant with Manx roads minimum standards of (3m x 6m), there would remain two off road parking spaces to serve the dwellinghouse and is considered acceptable. It is further noted Highways Services do not object. This aspect of the proposal would conform the General Policy 2(h) & (i).

CONCLUSION

7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 27.03.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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